Best Residence by Investment Lawyers in Elliniko

About Residence by Investment Law in Elliniko, Greece

Residence by investment in Greece is most commonly known through the Golden Visa program - a framework that offers a renewable residence permit to foreign nationals who make qualifying investments in the country. Elliniko is a high-profile area in the Athens metropolitan region that has attracted strong investor interest because of a major redevelopment project and proximity to central Athens. Investors who buy qualifying property or make other approved investments in Elliniko can apply for a residence permit under the relevant national immigration and investment rules. The permit generally provides the right to live in Greece and to include certain family members, but it does not automatically create a fast track to citizenship. Legal and administrative requirements, tax consequences, and local planning rules are important to understand before investing.

Why You May Need a Lawyer

Buying property or making other qualifying investments to obtain residence in Elliniko involves several legal, administrative, and practical steps that benefit from professional legal advice. Common situations where a lawyer is needed include:

- Verifying title and ownership - conducting land registry and cadastre searches to confirm there are no liens, mortgages, or unresolved disputes on the property.

- Reviewing contracts - drafting or reviewing reservation agreements, preliminary contracts, and final purchase deeds to protect your rights and condition the transaction on obtaining the residence permit when appropriate.

- Navigating local planning and zoning - Elliniko is subject to redevelopment planning and special land-use rules; a lawyer can check permits, building obligations, and developer warranties.

- Structuring the investment - advising on whether to buy as an individual, through a foreign company, or via a domestic vehicle, and explaining the immigration and tax consequences of each structure.

- Immigration application preparation - assembling and submitting the residence application, ensuring proof of qualifying investment, supporting documents, translations, and follow-up with authorities.

- Anti-money-laundering compliance - advising on acceptable proofs of funds and supporting documents to meet Greek AML checks.

- Tax planning - clarifying whether and when you will become a Greek tax resident, property taxes, transfer taxes, VAT exposure for new builds, and other liabilities.

- Dealing with disputes - representing you in case of seller disputes, title defects, or contractual breaches.

Local Laws Overview

Key legal points and administrative rules relevant to residence by investment in Elliniko include the following.

- Qualifying investments - The most commonly used route is real estate acquisition. The minimum qualifying amount historically started at 250,000 EUR for property purchases in many locations. Other investment categories exist under national law - for example capital transfers, business investments, or strategic investments - but eligibility criteria and thresholds may differ. Investment thresholds and geographic distinctions can change by law, so check the current rules for Elliniko specifically.

- Residency permit - The Golden Visa residence permit is typically issued for a set period and is renewable provided the qualifying investment remains in place. The permit allows holders to reside in Greece and to travel within the Schengen area for short stays, but it does not automatically grant the right to work in Greece unless separate work authorization is obtained.

- Family inclusion - The law commonly allows close family members to be included in the application - for example spouse and dependent children - though age and dependency conditions apply. Rules on including parents or other relatives can vary.

- Property law and registration - All property purchases require a notarial deed and registration with the land registry or cadastre. Title clearance and registration are fundamental to secure the investment and the immigration benefit. In Elliniko, large redevelopment plans mean particular attention to the status of land parcels, developers rights, and planning permits.

- Taxes and fees - Acquisitions can attract VAT for new builds and a property transfer tax for resale properties. Notary, registration, and legal fees are additional costs. Greek tax residency is determined by day-count test and center-of-vital-interests criteria - typically spending 183 days or more in Greece in a calendar year is a key threshold for tax residency.

- Anti-money-laundering and source-of-funds - Greek authorities require proof of legitimate origin of investment funds. Banks, lawyers, and notaries must comply with AML checks for high-value transactions.

- Administrative process - Applications are submitted to the relevant immigration service or regional authority and require certified translations, apostilles where applicable, identity and civil-status documents, proof of investment, medical insurance, and a Greek tax identification number (AFM). Processing times and document lists evolve, so plan for administrative follow-up.

Frequently Asked Questions

What types of investments qualify for a residence permit in Elliniko?

Real estate purchases are the most used route. Other qualifying options under national schemes can include capital transfers, certain business or strategic investments, and sometimes financial instruments. Eligibility criteria and thresholds can differ, so check current regulations for the precise qualifying categories and minimum amounts.

What is the minimum investment required to qualify?

Historically, the real estate threshold commonly cited has been 250,000 EUR in many areas of Greece. However, thresholds and geographic rules have been subject to legislative change and proposals. Confirm the current minimum for Elliniko with a lawyer or authorities before making an offer.

Can my family get residence permits too?

Yes - the scheme typically permits family reunification for close relatives, such as spouse and dependent children, and in some cases dependent parents. Eligibility depends on age, dependency status, and documentation. A lawyer can advise on who can be included and how to document dependency.

Do I need to live in Greece to keep the permit?

Generally, the residence permit linked to an investment does not require permanent physical residence in Greece. Holders often do not need to spend a minimum number of days in the country to maintain the permit, but renewals require the investment to remain in place and procedural compliance. Tax residency rules are separate and will depend on days present and other connections to Greece.

Will this lead to Greek citizenship?

A residence-by-investment permit is not an automatic route to citizenship. Naturalization requires physical residence and meeting legal conditions over several years, language and integration requirements, and procedural approvals. Consult an immigration lawyer about the timelines and requirements for naturalization.

What documents do I need to apply?

Documents typically include a valid passport, birth and marriage certificates where applicable, proof of investment (title deed or contract), proof of funds and their legal origin, health insurance, a Greek tax identification number (AFM), and police clearance or criminal record certificates. Documents must often be translated and apostilled; requirements vary by nationality and office.

How long does the application process take?

Processing times vary by case and office workload. Some applications are processed in a few weeks, while others can take several months. Pre-closing due diligence, resolving title issues, or obtaining missing documents can extend the overall timeline. Plan conservatively and allow extra time for complexity.

What are the main costs beyond the investment amount?

Additional costs include notary fees, registration or cadastre fees, property transfer tax or VAT where applicable, legal fees, administrative processing fees, and potential agent or developer fees. Legal and notary costs are often calculated as a percentage of the transaction value or on a fixed-fee basis. Expect to budget for taxes and professional fees in addition to the purchase price.

Can I rent out the property while holding the permit?

Yes, owning and renting out property is commonly permitted. Rental income has tax implications in Greece, and you must comply with local rules for leases and taxation. Renting does not usually affect the residence permit status as long as the qualifying ownership or investment criteria remain satisfied.

What due diligence should I perform on an Elliniko property?

Key checks include title searches at the land registry or cadastre, confirmation of planning permissions and building permits, checks for mortgages or liens, verification of developer credentials for off-plan purchases, review of community or condominium rules, and assessment of any special rules related to the Elliniko redevelopment. A lawyer with local experience should conduct or supervise these searches.

Additional Resources

For reliable assistance and official guidance, consider these types of resources and bodies - consult them directly or through your lawyer:

- National immigration and residency authorities responsible for residence permits.

- Hellenic Police - Immigration Directorates that handle residence permit issuance and renewals.

- Hellenic Cadastre - for property registration and title information.

- Greek tax authority for AFM registration and tax guidance on residency and income.

- Local municipality - Elliniko-Argyroupoli municipal offices for local planning, zoning and municipal tax matters.

- Bar associations - for lists of licensed lawyers experienced in property and immigration law.

- Notary associations - for information about notarial procedures and local notaries.

- Real estate professional associations and reputable local developers - for market information and verified project details.

Next Steps

If you are considering residence by investment in Elliniko, follow these recommended steps:

- Initial consultation - arrange a meeting with a Greek lawyer experienced in both immigration and property transactions to discuss eligibility, structure, and timing.

- Document checklist - have your lawyer prepare a tailored list of documents you will need, including certified translations and apostilles where required.

- Due diligence - instruct the lawyer to carry out title searches, planning checks, and AML verifications before any major payments or signing.

- Negotiate terms - use legal counsel to negotiate reservation and sale agreements with protective clauses - for example conditions precedent tied to approval of the residence permit or remediation of title issues.

- Complete the transaction - sign the notarial deed, register the transfer, and secure the official documentation you will submit with the residence application.

- Apply for the residence permit - your lawyer can prepare and lodge the application, arrange biometric appointments if required, and track the file with the authorities.

- Plan for taxes and compliance - obtain tax advice about your personal tax position, filing obligations, and implications of travel or residence patterns.

- Maintain records - keep copies of all contracts, receipts, registration documents, and AML paperwork to support renewals and any future transactions.

Working with an experienced local lawyer from the earliest stage will reduce risk, help you understand changing legal rules, and increase the chance of a smooth acquisition and successful residence application in Elliniko.